MAMA Property Transfer Values in Greece: What Buyers Can Actually Learn
MAMA is Greece's public Real Estate Transfer Values Register. It provides information about recorded property transfers, including reported values, property characteristics and transaction dates. It can help buyers investigate historical prices in a particular area, but it does not tell them exactly what an individual property is worth today. Ownership shares, property types, area definitions and sample size all matter.
What does the MAMA register actually contain?
MAMA stands for Μητρώο Αξιών Μεταβιβάσεων Ακινήτων — the Real Estate Transfer Values Register.
The Greek government's General Secretariat for Information Systems and Digital Governance describes it as an informational service that allows citizens, professionals and other interested parties to examine property-transfer values by area.
The official MAMA application includes search criteria for geographic area, property category, primary floor area, year of construction, contract date and consideration reported for the transferred property right.
The application also provides annual nationwide data files. As verified in October 2026, its archive lists years from 2017 through 2026.
These characteristics make MAMA useful for analysing historical transfer evidence. They do not automatically make every record a directly comparable residential sale.
Why is the word right important?
A property transaction may involve a specific ownership interest rather than the entire property. A record concerning a partial ownership share should not automatically be treated as the sale of 100% of a home. Likewise, a transaction involving a different kind of property right may require separate treatment.
This distinction matters when calculating prices per square metre.
What this means for the buyer: A large spreadsheet containing property-transfer records is not yet a clean sample of comparable residential purchases. The analyst must first determine what each included record represents.
Can MAMA tell you what properties actually sold for?
MAMA provides reported transfer consideration, which is fundamentally different from a seller's advertised asking price. That makes it useful historical evidence. But three statements are not interchangeable:
- A property was advertised at a particular price.
- A property right was transferred with a particular consideration value recorded in the register.
- A specific property has a particular current market value.
A recorded transfer value may provide evidence about a past transaction, but the public record does not necessarily establish every economic detail of the deal. Nor does it independently verify the property's condition, title, improvements or suitability as a comparable sale.
For a buyer, the practical question is not simply, “What does MAMA say?” It is, “Which records are genuinely relevant to the home I am considering?”
How should MAMA records be analysed?
A useful residential analysis requires several checks before calculating an average, median or price per square metre.
| Check | Why it matters |
|---|---|
| Property category | An apartment should not be mixed indiscriminately with land, commercial property or other building types |
| Ownership interest | The recorded amount may concern less than full ownership |
| Floor area | Main residential area and other area measurements are not interchangeable |
| Completion status | Unfinished buildings may not be comparable with completed homes |
| Contract date | Historical transfers describe a particular period, not today's asking market |
| Geographic boundary | Municipalities and neighbourhoods can represent very different markets |
| Sample size | A small number of observations makes conclusions more sensitive to individual records |
A cleaned dataset can then be summarised using measures such as the median price per square metre and the number of qualifying observations.
Median price is the middle value after the observations are ordered from lowest to highest. It is often useful when individual records are unusually high or low.
However, a median does not correct differences in property quality or composition. Two areas with identical medians can have very different housing stocks. Nor should a median calculated from recorded rights transfers be described as an official property valuation.
Why does local transaction-data density matter?
The number of relevant observations can be as important as the headline price.
To illustrate this, The Greek Property Report analysed the annual MAMA extracts for 2024, 2025 and part of 2026 across eight Greek residential markets.
The analysis used a 31-month window from January 2024 through July 2026. It screened for residential apartment records with valid main living area and reported consideration, retained full-ownership interests and excluded unfinished buildings.
The resulting figures count qualifying property-right records, not independently verified unique notarised sale contracts.
What our research found
| Research area | Qualifying apartment-right records |
|---|---|
| Thessaloniki | 3,181 |
| Chania | 75 |
| Paros | 79 |
Source: The Greek Property Report's MAMA research audit, 9 October 2026. Observation period: January 2024–July 2026. These are eligible-record counts after our screening rules, not official counts of unique property sales.
Thessaloniki provides a much larger pool of observations within the defined sample geography. Chania and Paros provide substantially fewer.
That does not mean there were only 75 actual property sales in Chania or 79 in Paros during this period. The figures describe the records that passed a particular set of residential and ownership filters.
A small qualifying sample may also be less representative of the wider housing market. If a handful of high-value properties form a disproportionate share of recent observations, a change in the median may reflect changing composition rather than general local appreciation.
What this means for the buyer: Before relying on a local transaction median, ask for the sample size, period, property-type filters and exact geographic boundary.
Explore the separately qualified evidence in our Chania and Thessaloniki research pages.
Why can a municipality-wide median be misleading?
A municipality may include several neighbourhoods with different housing types, building ages, transport access, coastal characteristics and buyer demand. A historic median for the entire administrative area is not automatically appropriate for one street or neighbourhood.
Athens provides a clear example. In our 2024–2026 research, the eligible transfer sample for Athens covered the Municipality of Athens. That is a wider geography than the narrower central-Athens area used in some advertised asking-price indicators.
Combining those figures without explaining the different boundaries would create a misleading comparison.
The appropriate response is not to conceal the broader data. It is to label its geography and treat it as wider context. The same principle applies to island and mainland markets, where official administrative boundaries do not always match locations in property advertisements.
Is MAMA the same as the Bank of Greece property price index?
No. The two sources measure different things. MAMA provides information about recorded property transfers. The Bank of Greece Residential Property Price Index (RPPI) is based on residential property valuation data reported by credit institutions.
For example, in its 15 September 2026 release, the Bank of Greece reported that its nationwide apartment price index increased by 5.5% year on year in Q2 2026.
That is a change in a bank-appraisal-based price index. It does not mean every home in Greece sold for 5.5% more or establish the price of an individual apartment.
| Evidence type | What it helps answer |
|---|---|
| MAMA transfer records | What consideration values were reported for past property-right transfers? |
| Advertised asking prices | What are sellers currently requesting? |
| Bank of Greece RPPI | How have broader residential bank-appraisal-based price levels changed? |
| Objective Value | What administrative valuation framework applies for relevant tax purposes? |
| Professional property valuation | What value does a qualified valuer conclude for a specific property under a defined methodology? |
For more on the distinction, see our guide to asking prices versus property transactions.
How can you search the official MAMA register?
The public application can be accessed through the Greek government's property-transfer register.
- Open the official application.
- Select the relevant regional administrative unit and municipality.
- Complete the verification field shown by the application.
- Apply useful available filters, such as property category, contract-date range or floor area.
- Review the results as historical transfer information rather than valuations.
- Check whether the records concern comparable rights and property characteristics.
The interface is primarily in Greek. This can make the administrative geography and data terminology less intuitive for buyers abroad.
The register also makes annual nationwide files available, but obtaining a spreadsheet is only the beginning. The more important work is deciding which records to include, which to exclude and which limitations must accompany the resulting numbers.
What MAMA cannot establish about a specific property
Even a carefully screened transfer sample cannot confirm:
- That the seller owns the property and has authority to transfer it.
- That the title is free of mortgages, liens or other encumbrances.
- That the building matches approved plans.
- That alterations or extensions are legally compliant.
- That a particular property is worth its advertised price.
- That the property will achieve particular rental income or resale value.
The buyer's independent lawyer, engineer and other qualified advisers remain responsible for appropriate property-specific checks. MAMA is an informational register, not a substitute for the exact property's legal documentation.
How should buyers use MAMA before making an offer?
The strongest use of MAMA is to improve the questions asked about a purchase.
- How many eligible recorded transfers support the comparison?
- Are these apartments, houses or mixed property categories?
- Do the records involve full ownership?
- What period do they cover?
- Is the sample geographically relevant to this address?
- Are property size, age and condition sufficiently comparable?
- How sensitive is the conclusion to unusual observations?
- Is the evidence strong enough for a meaningful statement, or should the conclusion remain limited?
This is especially important where transaction data is sparse. Widening the geography may provide additional context, but that broader context must not be passed off as a precise local comparison.
The purpose of transaction evidence is to reduce uncertainty where possible — and identify it where not.
Common questions about MAMA
Is MAMA an official Greek government service?
Yes. It is a public informational service operated through Greece's government information-systems infrastructure. Its official status does not make every calculation performed using its records an official valuation.
Does MAMA show the current market value of my property?
No. It provides historical property-transfer information. Estimating an individual property's current market value requires additional evidence, appropriate comparisons and, where needed, a qualified professional valuation.
Can I use MAMA to calculate an average price per square metre?
You can calculate descriptive statistics from suitably screened records. The result is only as useful as the underlying property types, ownership interests, areas, geographic definitions and sample size.
Is more transaction data always better?
A larger relevant sample generally provides more observations, but quantity alone does not guarantee comparability. A smaller sample of genuinely similar properties may be more informative than a larger collection mixing different types and locations.
What if there are very few recorded transfers near the property?
Treat the evidence as limited. Consider carefully labelled context from a broader geography or longer period and avoid presenting the statistic as a precise valuation of one home.
Official sources
- Greek government — Real Estate Transfer Values Register
- MAMA — Official public application
- Bank of Greece — Residential property price index
This guide provides general information, not a property valuation, legal opinion, engineering assessment or investment recommendation. Data availability, coverage and comparability vary by location and reporting period.
From recorded transfers to a purchase question
Use area research to orient your search, then examine a particular address through clearly labelled property evidence and independent professional checks.
Independent, buyer-funded research. No brokerage commission or fee contingent on a completed purchase. Not a professional valuation, legal opinion or engineering assessment.